1105 W Broadway St · Webb City, MO 64870

$105,000

4 bd · 1.5 ba · 1,856 sqft · Other · 33 Days on market

Built 1905 5,662 sqft lot $57/sqft · 49% below area Est $204k · 49% under

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Why this score? — see what drove the B+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.8/10.0
• Livability +3.9/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Conveniently located off Madison and close to HWY 171. This home has a full basement that is great for entertaining or you could add a couple of bedrooms. Half bath in basement is not enclosed.

Key facts

• 5,662 sq ft lot
• Built 1905
• Listed 33 days

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public sewer
• Home design: Single-family residence, freestanding; Residential property
• Construction: Vinyl siding; Block construction; Block foundation; Composition roof; Built with finished area above and below grade
• Exterior features: Covered patio/porch; Deck; Porch

Interior

• Kitchen: Dishwasher
• Flooring: Carpet; Vinyl; Wood
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (natural gas); Has cooling
• Interior features: Finished basement; 7 total rooms

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath other listed at $105k.

Deal economics

• At list price, monthly cash flow is $602 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Recommended offer: $102k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 77/100 on livability (#35 in MO, #3,062 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, amenities D-, commute F.
• Webb City R-VII (suburban): math 53% / reading 60% proficiency, ranked #21 of 324 in MO (top 6%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Webb City Middle (math 53% / reading 55%, grade B-, #46 of 391 statewide, top 12%, 696 students, 47% FRL).
• Market conditions: Rents rising (+2.5%/yr); 122 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 602 units permitted in Jasper County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $726 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 2.5% rent growth), your $29k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($102k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1905 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $101,850 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1905 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.50% ✓
• Cap rate: 13.18%
• Cash-on-cash: 24.59%
• DSCR: 2.09
• GRM: 5.5

CMA / ARV

• ARV (median comp): $204,194
• List price: $105,000
• Delta: -48.58%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.49% rent growth · sell at horizon

5-year hold

• IRR: 17.4%
• Equity multiple: 1.70×
• Total profit: $20,522
• Equity at exit: $15,656

10-year hold

• IRR: 25.5%
• Equity multiple: 3.17×
• Total profit: $63,897
• Equity at exit: $9,078

Cash invested: $29,400 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 81 Strongly Landlord-Friendly
• State Missouri: 81 Strongly Landlord-Friendly · R+10
• County: — inherits STATE
• City: — inherits STATE

Generally landlord-friendly; St Louis has some habitability requirements.

Methodology + full state rankings →

ZIP-level market 64870

• Home prices YoY: -8.3%
• Rents YoY: 2.5%
• Active inventory: 122
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,579 high
• Mortgage (P&I): −$551
• Tax from tax record: −$51 /mo · $610/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$332
• Net cashflow: $602

Break-even live

Break-even rent $817

Max offer price $105,000

Occupancy floor 57%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1405 W Aylor St Webb City, MO	4.0	2.0	1460	$1,450	$0.99	43d	1	0.43mi
214 S Tom St Webb City, MO	3.0	2.0	1556	$1,400	$0.90	21d	1	0.79mi
618 N Hall St Unit A Webb City, MO	3.0	2.0	1250	$1,400	$1.12	21d	1	0.87mi
1407 S Jefferson Ave Webb City, MO	3.0	2.0	1424	$1,650	$1.16	43d	1	1.00mi
1411 S Jefferson Ave Webb City, MO	3.0	2.0	1424	$1,650	$1.16	43d	1	1.00mi
1301 S Jefferson St Webb City, MO	3.0	2.0	1424	$1,650	$1.16	43d	1	1.01mi
612 Easton Unit B Webb City, MO	3.0	2.0	1560	$1,300	$0.83	21d	1	1.04mi
1524 Brewster Ln Webb City, MO	3.0	2.0	1310	$1,450	$1.11	43d	1	1.34mi
1613 S Oronogo St Webb City, MO	3.0	2.0	1310	$1,400	$1.07	43d	1	1.37mi

Listing history 16 events

1. 2026-06-13
   status $105,000 Pending 33 DOM
2. 2026-06-10
   days on market $105,000 Active 33 DOM
3. 2026-06-09
   days on market $105,000 Active 32 DOM
4. 2026-06-08
   days on market $105,000 Active 31 DOM
5. 2026-06-07
   days on market $105,000 Active 30 DOM
6. 2026-06-05
   days on market $105,000 Active 27 DOM
7. 2026-06-02
   days on market $105,000 Active 25 DOM
8. 2026-06-01
   days on market $105,000 Active 24 DOM
9. 2026-05-31
   days on market $105,000 Active 23 DOM
10. 2026-05-30
    days on market $105,000 Active 22 DOM
11. 2026-05-07
    listed $105,000 Active 364-char remark
12. 2020-03-31
    soldstatus
13. 2020-03-27
    soldstatus 193-char remark

    Show marketing remark (193 chars)

    Conveniently located off Madison and close to HWY 171. This home has a full basement that is great for entertaining or you could add a couple of bedrooms. Half bath in basement is not enclosed.

14. 2019-07-24
    listed $69,000 193-char remark

    Show marketing remark (193 chars)

    Conveniently located off Madison and close to HWY 171. This home has a full basement that is great for entertaining or you could add a couple of bedrooms. Half bath in basement is not enclosed.

15. 2008-09-03
    soldstatus
16. 2003-12-02
    soldstatus

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast MO · Resets to sale price

• Current annual tax: $610 · $51/mo
• Projected year-2 tax: $1,018 · $85/mo
• Expected delta: +$408/yr (+$34/mo · 66.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,952
• − Mortgage interest: −$5,882
• − Property taxes: −$610
• − Insurance: −$525
• − Repairs & maintenance: −$1,516
• − Management: −$1,516
• − Depreciation: −$3,055
• Taxable income: $5,848
• Est. tax owed @ 24.0%: −$1,404
• After-tax cash flow: $5,826/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Webb City R-VII
• NCES district ID: 2931500
• Math proficiency: 53% ▼ -1.00%
• Reading proficiency: 60% ▼ -1.00%
• Median HH income: $45,022
• Composite: 47.68/100
• National rank: #2244
• State rank: #21 of 324 in MO

Livability — Webb City

• Score: 77/100
• State rank: #35
• US rank: #3062

Category grades

Amenities D- Commute F Cost of living A+ Crime C+ Employment C- Housing A+ Health & safety A+ User ratings C-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Webb City, MO
• County: Jasper County · 79,035 people
• City population: 16,186
• Metro: Joplin, MO
• Population (ZIP): 16,186
• Household income: $68,300
• Rent vs Own: 35.4% rent · 64.6% own
• Severe rent burden: 427.0

Population outlook (Jasper County) Hauer SSP2

• Today (2025): 120,033 people
• By 2030: 120,091 · +0.0%
• By 2040: 119,297 · -0.6%
• By 2050: 117,705 · -1.9%
• By 2075: 110,402 · -8.0%
• By 2100: 99,719 · -16.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 8% Hispanic / Latino 4% Asian 2% Black 2%
• Common ancestry: Lithuanian 2% Slovak 2% Italian 2%
• Foreign-born: 2% · Canada, China
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Jasper

• 2024 margin: Solid R (+46.8) · D 25.9% · R 72.7% · Other 1.4%
• 2008→2024 swing: -13.6pp toward R · 2008: -33.2pp · 2024: -46.8pp
• All cycles: 2024: R+46.8 2020: R+46.2 2016: R+50.8 2012: R+41.0 2008: R+33.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -24.29%
• Current HPI: 267.5318
• Rent YoY: ▲ 2.49%
• Metro: Joplin, MO
• State GDP YoY: ▲ 1.84%
• F500 in state: 20

Industry mix (Fortune 500 HQ in MO)

Industry	F500 HQs	Revenue
▸Healthcare	1	$163B
▸Insurance	1	$21B
▸Industrial Technology	1	$17B
▸Retail	1	$16B
▸Industrial Distribution	1	$10B
▸Utilities	1	$9B

Price history

+52.2% since first listed

7 events — show timeline

• 2026-06-10 Pending — OGAR
• 2026-05-07 Listed $105,000 OGAR
• 2020-03-31 Sold (Public Records) — Public Records
• 2020-03-27 Sold (MLS) — OGAR
• 2019-07-24 Listed $69,000 OGAR
• 2008-09-03 Sold (Public Records) — Public Records
• 2003-12-02 Sold (Public Records) — Public Records

Property tax history

+2.1%/yr

Latest (2025): $610 · +12.3% YoY. Source: county tax records.